PLANNING, DESIGN AND ACCESS STATEMENT, INCORPORATING AFFORDABLE HOUSING INFORMATION AND STATEMENT OF COMMUNITY INVOLVEMENT

Equity Housing Group Ltd Land off Church Lane, Rainow

November 2018 Project: Land off Church Lane, Rainow Client: Equity Housing Group Ltd Job Number: A110756

Document Checking Prepared by: Keith Mellor Signed by: KM Checked by: Mark Walton Signed by: MW

| Issue | Date | Status | |-------|------------------|--------| | 1 | 5th November 18 | Draft | | 2 | | Final |

Contact Details: WYG Third Floor 54 Hagley Road Edgbaston Birmingham B16 8PE Tel: 0121 516 5320 Email: mark.walton2@wyg.com

## CONTENTS

| Section | Title | Page | |---------|--------------------------------------------|------| | 1.0 | Introduction | Pg 1 | | 2.0 | Statement of Community Involvement | Pg 3 | | 3.0 | The Application Site and Surroundings | Pg 7 | | 4.0 | The Application Proposals | Pg 12| | 5.0 | Affordable Housing Information | Pg 17| | 6.0 | Planning Policy Context | Pg 18| | 7.0 | Planning Assessment | Pg 33| | 8.0 | Design and Access Statement | Pg 39| | 9.0 | Conclusions | Pg 43| 1.0 INTRODUCTION

1.1 WYG has been instructed by the applicant, Equity Housing Group Ltd, to prepare a Planning, Design and Access Statement in support of an affordable housing scheme at the Application Site, known as Land off Church Lane, Rainow. The residential scheme will include shared/rented ownership to meet local needs. The houses will be managed by Equity Housing Group Ltd.

1.2 The application seeks full planning permission for the following development shown on figure 1 below:

“Construction of 9 no. residential units (Use Class C3), comprising 2 no. 1-bedroom flats; 2 no. 2-bedroom dwellings and 2 no. 3-bedroom dwellings for affordable rent, and 3 no.3-bedroom dwellings for shared ownership, creation of new access and associated car parking and landscaping works”

1.3 The Application Site is shown edged in red on the submitted Site Location Plan (17.2579.109/P2). The Application Site comprises a former horse paddock and coppice, located between The Robin Hood Inn Public House to the south, Smithy Lane to the west, the B5470 Church Lane to the east and Skalpings Track public footpath to the northern boundary.

1.4 Application Submission

1.5 The planning application is accompanied by the following documentation:

- Completed application forms and ownership certificates
- Existing and Proposed Drawings/Plans
- Transport Statement - 1809-34/TS/01A (TPA)
- Arboricultural Impact Assessment and Method Statement 181034-AIA 2 (ecourban Limited)
- Planning, Design and Access Statement
- Ecological Appraisal – October 2018 (ecosupport)

1.6 This Planning, Design and Access Statement analyses the Application Site and surrounding area, sets out the planning history and planning policy context for the Application Site, describes the Application Site and surrounding area, sets out the planning history and planning policy context for the Application Site, describes the proposed development and explains why it is appropriate having regard to the key planning policy and technical considerations. The statement also identifies the site constraints and opportunities, sets out the design principles to be considered and explains the design solution for the site in this context. The Statement also summarises why the proposed development is acceptable in relation to highways, access and parking matters. (Figure 1 Proposed Site layout) 2.0 Statement of Community Involvement

Pre-Application Advice

2.1 Pre-application advice was sought in relation to the proposed residential development of the Site. A response was received on the 7th June 2017 from Mark Nuttall, Planner at the Peak District National Park Authority, who highlighted relevant policies from the Local Development Framework and relevant Supplementary Planning Guidance.

2.2 The Planning officer advised that an application for, or including, market housing on the Site will not be supported but the Site could be developed for affordable housing. The Planning Officer confirmed that the application should be accompanied by evidence of local affordable housing need based on a housing needs survey.

2.3 Advice on local housing need was sought from Chris Glover, Development Officer, Strategic Housing, Cheshire East Council. Correspondence with Mr Glover, dated, on the 22nd December 2017, confirmed the findings of the Rainow Rural Housing Needs Survey highlighted the need for ten affordable homes with a need for 1, 2 and 3-bedroom dwellings. The housing officer also confirmed that the Council will support a mixed site for both rented and shared ownership with a mix of sized dwellings being provided.

Rainow Parish Council

2.4 On the 16th October 2018 representatives from Equity Housing Group and WYG were invited to attend the Rainow Parish Council meeting to present the proposed scheme. The meeting attracted circa 20 local residents.

2.5 Following the presentation, a questions and answers session took place. The following queries were raised by Members and Local Residents:

- The level of proposed parking is too low and will lead to visitors parking on the ‘main road’ or other roads in the village;
- Access road in the scheme is too narrow;
- Visibility at the access appears to be insufficient – there was general agreement that Church Lane was very busy and that people speed along it.
- How will you ensure there is no obstructions in the visibility splay i.e. parked cars, planting;
- Scheme is too dense – too many houses being proposed – out of character with the area;
- No need for flats within the development; • Scheme should include bungalows as there are elderly people in the village who wish to ‘downsize’; • No trees should be lost; • Why can access to the site not be via the Public House land and existing access? • No street lights should be installed on the scheme as there is none in the village; • Complaint against the PH for installing a spot light “without approval” that shines into neighbour’s windows; • Affordable housing will lower property values; • Will the shared ownership units be affordable; • The scheme will set a precedent for future development in the village – The Old Chapel car park will be next; and,

**Highway, Parking and Access**

2.6 The proposed parking provision, access road and visibility splays are discussed in detail within the submitted transport statement and confirms the proposals meet current policy guidance and standards.

2.7 Access to the site will be via a new crossover on the B5470 Church Lane. The design of the proposed internal layout has followed the principles of Home Zones, with no demarcation areas for vehicles and pedestrians but shared space between all the street users, which is deemed suitable for the scale of the development.

2.8 Visibility at the Site access has been checked against Manual for Streets specifications for 30mph roads. The access benefits, on either side, from splays in excess of the 43m required by the guidelines. The scheme has been reviewed to ensure no obstructions will occur within the proposed visibility splays.

2.9 In terms of access into the proposed site through the existing Robin Hood Public House access, the public house is not part of or located within the application site and, there is no obligation for the public house to provide access into the proposed scheme. The proposed newly constructed access into and out of the Site provides improved visibility when compared to the existing access to the public house.

2.10 An additional 2 parking spaces for visitor use have been incorporated into the Site following concerns raised at the recent Parish Council meeting by residents. Tenure, Density and Layout

2.11 The proposal is a rural exception site which will deliver affordable family housing at a density of 42.66 dwellings per hectare, reflecting the smaller size of units proposed, being comparable with similar rural exception schemes. The scheme does not represent over-development of the Site.

2.12 The original scheme for the Site, the subject of pre-application consultation with Cheshire East Councils Housing Strategy Team, proposed solely dwellings. The Housing Officer confirmed that the current Rainow Rural Housing Needs Survey identified that the mix of tenures required in Rainow was 1, 2 and 3-bedroom provision. Based on these comments, the proposed scheme was amended to include two 1-bedroom flats. The inclusion of bungalows into the scheme would not benefit from grant funding, and existing home owners downsizing are unlikely to qualify for shared ownership schemes.

2.13 The proposed scheme will introduce shared ownership affordable housing into the village, enabling people with a local connection who are unable to buy a property to remain in the village, the market values of the housing proposed will remain the same, consequently no impact would occur upon existing property values.

2.14 The proposed scheme will provide nine of the ten affordable dwellings highlighted as being required through the Rainow Rural Housing Needs Survey 2014, unless further affordable housing need is identified then further affordable housing within the village would not be required. The proposed scheme would therefore not be setting a precedent for the development of further schemes within the village, as the National Park Authority has confirmed that market housing will not be permitted in the National Park.

Trees

2.15 In terms of trees, an Arboricultural Implications Assessment and Method Statement has been submitted in support of the application. The assessment confirms that trees on Smithy Lane will be retained and that no Category ‘A’ (High Quality) within the site will be removed. The only trees to be removed or partially removed will be ten trees identified as Category ‘C’ (Low Quality) trees/groups located on the northern Smithy Lane boundary.

Design and Materials

2.16 The proposed materials to be used in the construction of the properties will be in keeping and character with the area, including reconstituted stone throughout the scheme, as a result of local residents’ comments at the recent Parish Council meeting. **Street Lighting**

2.17 No proposals are incorporated into the scheme for street lighting. However, if required, lighting could be accomplished through low energy bollard/post lighting. This matter will be considered/determined through the planning process.

2.18 In terms of existing lighting issues at the PH, this is not related to the proposal and is a separate matter.

2.19 **Future Engagement**

Rainow Parish Council have indicated a wish for further engagement in the form of a public meeting. In response, the applicants are happy to attend such a meeting post-submission should the Parish Council or Local Planning Authority consider it appropriate. 3.0 THE APPLICATION SITE & SURROUNDINGS

3.1 The Application Site is located to the eastern edge of Rainow, near Macclesfield, SK10 5XE. The settlement of Rainow is located within the administrative boundary of Cheshire East Council, the Site however, due to its edge of settlement location is located within the administrative boundary of the Peak District National Park Authority.

3.2 The Site is located within the Peak District National Park and extends to approximately 0.21ha (2108sqm), comprising a former horse paddock and coppice, being bounded by the Robin Hood Inn Public House and car park to the southern boundary, a line of trees along Smithy Lane to the western boundary, the B5470 Church Lane to the eastern boundary and an informal path runs along the northern boundary. The topography of the site falls in a westerly direction by approximately 10 metres, between Church Lane to the east and Smithy Lane to the west.

3.3 The aerial view included as figure 2 below shows the Application Site and its surrounding context.

(Figure 2: Source Google Maps 17/10/18) 3.3 Architecturally, the village of Rainow has a diverse townscape with residential properties comprising of a mix of varying sizes and design types including detached, semi-detached and terraced dwellings. Although there is no predominate uniformity in the pattern of development in the local area, the village does have a traditional character with the majority of buildings being constructed of local stone.

3.4 Surrounding buildings include the Robin Hood Inn Public House to the southern boundary of the site, which comprises a small group of traditional stone buildings located on the prominent corner junction of Church Lane and Smithy Lane, all with slate roof, the application site lies north of an associated beer garden. An access/service road runs between the buildings located within the Robin Hood PH site leading to a hard-standing car parking area, to the Church Lane frontage lies an outdoor patio area and seating.

3.5 To the north-east of the Site and fronting the B5470 Church Lane lies a stone built pitched roof residential property, and the 'Old Chapel', a converted former Methodist Chapel of office development, which dates back to 1878. An off-road car parking area associated with the Old Chapel with an access off Church Lane, bounds the proposal Site to the north eastern corner with a further residential property beyond.

3.6 To the adjacent western side of Smithy Lane lies a residential estate of detached modern two-storey pitched roof properties. A grassed verge with low level stone walling and vegetation lies to the western side of Smithy Lane and the rear of properties within Millers Meadow beyond.

3.7 The Cheshire East Local Plan Strategy 2010-2030 adopted Policies Map identifies a number of spatial constraints within and surrounding Rainow. None of the specified constraints apply to the Application Site. However, the boundary of the Rainow Conservation Area (Figure 3 below) abuts the southern boundary of the Site. The Conservation Area incorporates the Robin Hood Public House, and to the eastern boundary the B5470 Church Lane. The Conservation Area runs in a southerly direction to both sides of B5470 Church Lane, ending approximately 0.93km to the south, the Conservation Area includes parts of Smithy Lane, Tower Hill and Lamaload Road. Within the Conservation Area lie several Grade II Listed Buildings/structures, including:

- The Stocks;
- The Old Hall;
- Church of the Holy Trinity;
- Pedley Fold Farmhouse;
- The Old Vicarage;
- Rainow Bridge;
- Milbrook Cottage;
- Tower Hill Cottage; • Tower Hill Farm; • Rainow War Memorial Cross and Seat; and, • Holly Tree Cottage Tower Hill House.

3.8 Two further Conservation Areas are located nearby, known as Ginclough and Kerridge End.

(Figure 3 – Rainow Conservation Area: Source maps.cheshire.gov.uk)

3.9 The site comprises of a former horse paddock and coppice with a number of mature trees and hedgerow running along the western Smithy Lane boundary. In terms of ecological evaluation, the site overall is considered low – moderate in terms of ecological value with the habitats present of negligible site ecological value.

Public Transport

3.10 Public transport bus stops are located to both sides of the B5470 Church Lane, approximately 100 metres south of the Site, linking the Site to the wider area. Two services call at these stops, Route 60, an hourly service Monday to Saturday, linking Hayfield and Macclesfield and, Route 60A, three services per day Monday to Saturday, linking New Mills and Macclesfield. No services are available Sundays. Macclesfield town centre and its numerous services, local shops, large convenience stores, secondary schools and other facilities are accessible within a 10 to 12-minute journey from the Site. 3.11 Macclesfield railway station is accessible within a 10 to 12-minute journey via bus routes 60 or 60A. The station, currently managed by Virgin Trains, lies on the Stafford to Manchester branch of the West Coast Main Line and connects to the wider rail network.

3.12 From the station, Manchester Piccadilly rail station (to the north) is accessible in approximately 20 minutes, with services every 10 to 15 minutes. To the south, Stafford station is accessible in 35 minutes, with two services per hour.

**Flood Risk**

3.13 According to the Government’s ‘Flood Maps for Planning’, the Application Site is located within Flood Zone 1 and at very low risk (less than 0.1%) of flooding from rivers or the sea and from surface water flooding.

(Figure 4 - Flood Map: Source Flood Map for Planning, November 2018) Planning History

3.14 No planning history is identified for the Site on either Cheshire East Council or the Peak District National Park Authority’s websites. 4.0 APPLICATION PROPOSALS

4.1 This section considers the proposed use, the amount of development proposed, the layout of the proposed development, the scale of the proposed building, access to the development, landscaping and the appearance of the proposals. The following plans have been submitted with the planning application;

Drawing No. ENC/271117-7AA6-1 – Topographical Survey; Drawing No. ENC/271117-7AA6-2 – Robin Hood Inn Floor Plans; Drawing No. ENC/271117-7AA6-3 – Robin Hood Inn Elevations; Drawing No. ECO1 – Tree Constraints Plan; Drawing No. 17.2579.100/P10 – Proposed Site/Roof Layout; Drawing No. 17.2579.101/P4 – Proposed Floor Plans House’s 1 & 2 Drawing No. 17.2579.102/P4 – Proposed Elevations House’s 1 & 2; Drawing No. 17.2579.103/P4 – Proposed Floor Plans House’s 3,4 & 5; Drawing No. 17.2579.104/P4 – Proposed Elevations House’s 3, 4 & 5; Drawing No. 17.2579.105/P4 – Proposed Floor Plans House’s 6 & 7; Drawing No. 17.2579.106/P4 – Proposed Elevations House’s 6 & 7; Drawing No. 17.2579.107/P5 – Proposed Floor Plan Apartment’s 1 & 2; Drawing No. 17.2579.108/P4 – Proposed Elevations Apartment’s 1 & 2; Drawing No. 17.2579.109/P2 – Location Plan; Drawing No. 17.2579.110/P4 – Block Plan; Drawing No. 17.2579.111/P1 – Existing Context Elevations; and, Drawing No. 17.2579.112/P4 – Proposed Context Elevations.

Use

4.2 The applicant is seeking to make more efficient use of this underutilised area of land through the development of a small residential development comprising of 9 no. residential units (Use Class C3), comprising 2 no. 1-bedroom flats; 2 no. 2-bedroom dwellings and 2 no. 3-bedroom dwellings for affordable rent, and 3 no.3-bedroom dwellings for shared ownership, creation of new access and associated car parking and landscaping works”. The dwellings will be managed by Equity Housing Group Ltd. The proposal will equate to a housing density of 42.66 dwellings per hectare.

Amount/Scale

4.3 The total area of the Application Site edged red on the submitted Site/Location Plan (17.2579.109/P2), is approximately 0.21 hectares (2108sqm). Layout

4.4 The Proposed Site Layout Plan (17.2579.100/P8) shows the siting of the proposed dwellings, parking layout and access.

4.5 The proposed residential units will comprise the following:

- Apartment units 1 and 2 (1-bedroom apartments) – Open plan kitchen/dining/living room, bathroom and one bedroom, with footprints of 50sqm and 56sqm.
- Houses 1 and 2 (2-bedroom dwellings) – Kitchen, W.C and living room/dining area to the ground floor and, two bedrooms and family bathroom to the first floor, with a footprint of 72sqm.
- Houses 3, 4, 5, 6 and 7 (3-bedroom dwellings) – Kitchen, W.C., living room/dining area to the ground floor and, three bedrooms and family bathroom to the first floor, with a footprint of 86sqm.

Appearance

4.6 The proposed units will be of traditional appearance, being two-storeys in height with pitched roof and chimney details. Each will include stone elevations under grey concrete roof tile, cream coloured UPVC casement windows, reconstituted stone windows heads and cills, cream UPVC folding doors, cream painted timber fascia/soffit/bargeboards, black UPVC rainwater goods, stained timber front door, cream painted timber entrance canopy and timber decking and steps.

Landscaping/Boundary Treatments

4.7 The seven dwellings will benefit from enclosed grassed rear garden amenity areas, bounded by 1.8-metre-high close board fencing and, the two apartments will benefit from enclosed grassed rear garden amenity area. The site will incorporate new landscaped areas and the planting of three new trees to mitigate the proposed loss of any removed/lost trees or existing landscape features. Enhanced landscaping will be incorporated to the informal footpath running along the northern boundary of the site. The proposed landscape details will improve and soften the visual aesthetics of the proposal site.

Access and Parking

4.8 A Transport Statement has been prepared by Transport Planning Associates to assess the highway and transport impacts that may arise from the application proposals. The proposed development will incorporate a newly formed vehicle cross over access off the B5470 Church Lane. 4.9 The Transport Statement confirms that the Site is located within a predominantly residential area where a 30mph speed limit applies. The Site is within 100 metres walking distance to public transport bus stops that link Macclesfield town centre, numerous service stops, shops, schools and service facilities and, Macclesfield railway station are all accessible within 10-12-minutes from the site by bus, therefore reliance on private vehicle is not fundamental.

4.10 The overall scheme will provide 18 parking spaces of 2.5m in width x 4.8m in depth and, cycle parking will be provided. Refuse, delivery and service vehicles will be able to enter and leave the site in a forward gear.

4.11 The 2 no. 1-bedroom flats 1 dedicated parking space per unit, whilst the 2 no. 2-bedroom and 5 no. 3-bedroom dwellings will incorporate 2 dedicated parking spaces per unit, 2 visitor spaces will also be provided. The scheme will incorporate the creation of a new access and provide 18 parking spaces of 2.5m in width x 4.8m in depth.

(Front elevations - House's 3, 4 & 5) Proposed South West Elevation

(Rear elevations – House’s 3, 4 & 5)

(Front and rear elevations – House’s 1 & 2) (Front and rear elevations – Houses 6 & 7)

Proposed South East Elevation

Proposed North East Elevation

Proposed North West Elevation

Proposed South West Elevation

(Apartments 1 & 2 Elevations) 5.0 AFFORDABLE HOUSING INFORMATION

5.1 Policy HC1 of the Peak District Local Development Framework Core Strategy (2001) states that new housing will be acceptable where it addresses local needs for affordable homes. Saved Local Plan Policy LC20 states that residential development will be permitted provided there is a proven need. Supplementary Planning Guidance ‘Meeting the local need for affordable housing in the Peak District National Park provides guidance in terms of the quality and choice of properties required, the tenure and mix of properties required and establishing the local need requirements, so as to provide affordable housing to those who cannot easily compete on the open market to buy or rent their own home.

5.2 Rainow Rural Housing Needs Survey was published by Cheshire East Council with ground work provided by Rainow Parish Council in September 2014. The survey was forwarded to all residential households within Rainow Parish, the survey was conducted to assess the affordable housing needs within the parish. The survey concluded that ten affordable households were required in Rainow to meet existing need with a mix of 1, 2 and 3-bedroom dwellings identified.

5.3 The proposal is for the development of nine affordable homes to include two one-bedroom flats, two two-bedroom dwellings and five three-bedroom dwellings, which is the established mix of dwellings required within Rainow. The proposals accord with the findings of the survey. No new affordable housing units have been brought forward in the intervening period.

5.4 The Site is located within the Peak District National Park, and as stated above the mix of properties meets that identified in the Rainow Rural Housing Needs Survey 2014. Paragraph 77 of the National Planning Policy Framework (2018) confirms that in rural areas planning policies and decisions should be responsive to local circumstances and support housing developments that reflect local needs, including rural exception sites that will provide affordable housing to meet identified local needs.

5.5 In conclusion, the proposed scheme will meet a proven local need for affordable housing within Rainow, being designed to meet local policy requirements and, complies with the adopted Peak District National Park Authority’s Supplementary Planning Guidance ‘Meeting the local need for affordable housing’. The principle of the development is, therefore, in line with the Statutory Development Plan and the NPPF (2018). 6.0 PLANNING POLICY CONTEXT

6.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that, in the determination of planning applications, decisions are made in accordance with the Development Plan unless material considerations indicate otherwise.

6.2 Rainow is located within the administrative boundary of Cheshire East Council, the site however lies to the eastern edge of Rainow, being located within the administrative boundary of the Peak District National Park Authority.

6.3 The Development Plans for the Peak District National Park Authority comprise the following documents:

- Peak District National Local Development Framework Core Strategy (2011)
- Saved Policies from Local Plan 2001
- Emerging Development Management Policies document

6.4 In addition to the statutory Development Plan, planning applications are also assessed against relevant material considerations. In the case of this application, the following documents are material considerations:

- Adopted Supplementary Planning Documents
- National Planning Policy Framework (NPPF) 2018
- Planning Practice Guidance
- National Planning Legislation and Policy

6.5 Rainow is located within the Cheshire East administrative boundary. Rainow is not currently covered by a neighbourhood plan.

Peak District Local Development Framework Core Strategy (2011)

6.6 The Peak District National Park Local Development Framework Core Strategy (2011) sets out policy principles to achieve the statutory purposes as defined in the Environment Act 1995: primary legislation underpinning national park designation. The plan contains a spatial strategy, alongside policies to achieve a vision and desired outcomes.

6.7 The Policies contained within the Core Strategy relevant to the determination of this planning application are as follows: 6.8 **Policy GSP2: Enhancing the National Park** seeks new development to incorporate a design that respects the character of the area. It is considered that "...where appropriate, landscaping and planting schemes will be sought that are consistent with local landscape characteristics and their setting, complementing the locality and helping to achieve biodiversity objectives...”

6.9 **Policy GSP3: Development Management Principles** provides a set of principles that development must adhere to, these include respecting, conserving and enhancing the valued characteristics of a site and its buildings, setting out that development must pay attention to the impact of development on the character and setting of buildings; scale of development appropriate to the character and appearance of the National Park; siting, landscaping and building materials; design being in accordance with the National Park Authority Design Guide; the form and intensity of the proposed use; the impact on living conditions of communities; impact on access and traffic levels; use of sustainable modes of transport; use of sustainable building techniques; ground conditions including any land instability from former mining, quarrying or industrial uses and, adapting to and mitigating the impact of climate change, particularly in respect of carbon emissions, energy and water demand.

6.10 **Policy DS1: Development Strategy** states that in settlements (which includes Rainow) “...there is additional scope to maintain and improve the sustainability and vitality of communities across the National Park. In or on the edge of these settlements new build development will be acceptable for affordable housing, community facilities and small-scale retail and business premises. Other than in Bakewell, no development boundaries will be drawn...”

6.11 The Site and Rainow are located within the South West Peak of the National Park. New homes within the South West Peak will be supported in the context of Policy DS1, for the provision of affordable homes for local need within settlements including Rainow, for the provision of between 30 and 130 homes.

6.12 **Policy L1: Landscape character and valued characteristics** advises that "Development must conserve and enhance valued landscape character,

6.13 **Policy L2: Sites of biodiversity or geodiversity importance**, states that "Development must conserve and enhance any sites, features or species of biodiversity importance and where appropriate their setting...”

6.14 **Policy LC3: Cultural heritage assets of archaeological, architectural, artistic or historic significance**, states the following:

"...A. Development must conserve and where appropriate enhance or reveal the significance of archaeological, architectural, artistic or historic assets and their settings, including statutory designations and other heritage assets of international, national, regional or local importance or special interest;

B. Other than in exceptional circumstances development will not be permitted where it is likely to cause harm to the significance of any cultural heritage asset of archaeological, architectural, artistic or historic significance or its setting, including statutory designations or other heritage assets of international, national, regional or local importance or special interest;

C. Proposals for development will be expected to meet the objectives of any strategy, wholly or partly covering the National Park, that has, as an objective, the conservation and where possible the enhancement of cultural heritage assets. This includes, but is not exclusive to, the Cultural Heritage Strategy for the Peak District National Park and any successor strategy.”

6.15 Policy HC1: New Housing, states that new housing will be acceptable where:

“...A. It addresses eligible local needs:

I. for homes that remain affordable with occupation restricted to local people in perpetuity; or

II. for aged persons’ assisted accommodation including residential institutions offering care, where adequate care or assistance cannot be provided within the existing housing stock. In such cases, sufficient flexibility will be allowed in determining the local residential qualification to take into account their short-term business needs whilst maintaining local residency restrictions for the long term.

B. It provides for key workers in agriculture, forestry or other rural enterprises in accordance with core policy HC2.

C. In accordance with core policies GSP1 and GSP2:

I. it is required in order to achieve conservation and/or enhancement of valued vernacular or listed buildings; or

II. it is required in order to achieve conservation or enhancement in settlements listed in core policy DS1.

Any scheme proposed under CI or CII that is able to accommodate more than one dwelling unit, must also address identified eligible local need and be affordable with occupation restricted to local people in perpetuity, unless:

III. it is not financially viable, although the intention will still be to maximise the proportion of affordable homes within viability constraints; or

IV. it would provide more affordable homes than are needed in the parish and the adjacent parishes, now and in the near future: in which case (also subject to viability considerations), a financial contribution102 will be required towards affordable housing needed elsewhere in the National Park.

6.16 In terms of highway implications, Policy T1: Reducing the general need to travel and encouraging sustainable transport comments that “Conserving and enhancing the National Park’s valued characteristics will be the primary criterion in the planning and design of transport and its management”, which includes a model shift to sustainable transport, improved connectivity between sustainable modes of travel and the impacts of traffic within environmentally sensitive locations shall be minimised. Policy T2: Reducing and directing traffic states that “Sustainable transport patterns will be sought that complement the development strategy (DS1). Travel Plans will be used to encourage behavioural change to achieve a reduction in the need to travel, and to change public attitudes toward car usage and public transport, walking and cycling. Travel Plans to reduce traffic movements and safeguard transport infrastructure will be required on appropriate new developments and encouraged on existing developments.” Policy T7: Minimising the adverse impact of motor vehicles and managing the demand for car and coach parks states that residential parking will be the minimum required.

6.17 Policy CC1: Climate change mitigation and adaption, advises that development must make the most efficient and sustainable use of land, buildings and natural resources, take account of the energy hierarchy, be directed away from flood risk areas, achieve the highest possible standards of carbon reductions and achieve the highest possible standards of water efficiency.

Local Plan 2001

6.18 A number of policies from the Local Plan 2001 are saved, those relevant to the proposal are as follows:

6.19 In terms of the design of development, Policy LC4: Design, layout and landscaping, states that:

- Where development is acceptable in principle, it will be permitted provided that its detailed treatment is of a high standard that respects, conserves and where possible it enhances the landscape, built environment and other valued characteristics of the area.
- Particular attention will be paid to:
  - Scale, form, mass and orientation in relation to existing buildings, settlement form and character, landscape features and the wider landscape setting;
  - The degree to which design details, materials and finishes reflect or complement the style and traditions of local buildings;
  - And the use and maintenance of landscaping to enhance new development, and the degree to which this makes use of local features and an appropriate mix of species suited to both the landscape and wildlife interests of the locality;
  - The amenity, privacy and security of the development and of nearby properties
  - And any nuisance, or harm to the rural character of the area, caused by lighting schemes.

6.20 The site is located directly adjacent to the Rainow Conservation Area, Policy LC5: Conservation Areas states that “Applications for development in a Conservation Area, or for development that affects its setting or important views into or out of the area, should access and clearly demonstrate how the existing character and appearance of the Conservation Area will be preserved, and where possible, enhanced. Outline applications for development will not be considered...” Matters that should be taken into account include form and layout of the area including views into and out of it and open spaces; scale, height, form and massing of the development and existing buildings to which it relates; locally distinctive design details including traditional frontage patterns and vertical horizontal emphasis, and the nature and quality of materials.

6.21 Policy LC18: Safeguarding, recording and enhancing nature conservation interests when development is acceptable, advises that “...where development which could affect a site, feature, or species of nature conservation importance or its setting is acceptable, appropriate safeguards and enhancements will be required to minimise adverse impacts.

6.22 Policy LC19: Assessing the nature conservation importance of sites not subject to statutory Designation advises that, “When applying Development Plan policies to a site not subject to a statutory designation its nature conservation importance will be judged according to its scientific importance and its importance to the community...”

6.23 Policy LC20: Protecting trees, woodlands or other landscape features put at risk by development, states the following:

- “Planning applications should provide sufficient information to enable their impact on trees, woodlands and other landscape features to be properly considered.
- Where development that involves risk of damage to trees, woodlands or other landscape features is acceptable, adequate space must be left for their replacement with appropriate species of trees and shrubs of local materials. Appropriate maintenance that respects wildlife interests will be required.”

6.24 Policy LH1: Meeting local needs for affordable housing, states that:

“Exceptionably residential development will be permitted either as a newly built dwelling in or on the edge of Local Plan Settlements (Policy LC2) or as the conversion of an existing building of traditional design and materials in the countryside provided that:

- there is a proven need for the dwelling(s). In the case of proposals for more than one dwelling, this will be judged by reference to an up to date housing needs survey prepared by or in consultation with the district council as housing authority. In the case of individual dwellings, need will be judged by reference to the circumstances of the applicant his or her present accommodation; • the need cannot be met within the existing housing stock. Individuals may be asked to provide evidence of a search for suitable property which they can afford to purchase within both their own and adjoining parishes; • the intended occupants meet the requirements of the National Park Authority’s local occupancy criteria (Policy LH2). In the case of proposals for more than one dwelling, where the intended occupants are not specified, a satisfactory mechanism to ensure compliance with the local occupancy restriction will be required – normally a planning obligation; • the dwelling(s) will be affordable by size and type to local people on low or moderate incomes and will remain so in perpetuity; • the requirements of Policy LC4 are complied with”.

6.25 Appendix 1 of the Local Plan provides the following car parking standards for dwelling houses:

| Dwelling | Spaces | |---------------------------------|---------------------------------------------| | One-bedroom dwelling | 1 space per unit plus 1 space per 2 units for visitors | | Two and three-bedroom dwellings | 2 spaces per unit | | Four (and over) bedroom dwellings| 3 spaces per unit, of which no more than 2 shall be in line | | Aged persons residences | 1 space per residential unit plus 1 space per 2 units for visitors |

**Material Considerations**

**Emerging Policy - Development Management Policies (DMP)**

6.26 The DMP forms part 2 of the Local Plan for the Peak District National Park, this document will include a Policies Map, and will guide and manage development across the National Park alongside the Core Strategy up to 2026.

6.27 Following the consultation stages, the DMP was submitted to the Secretary of State on 19th February 2018.

6.28 Policy DMH1: New Affordable Housing, states that:

"A. Affordable housing will be permitted in or on the edge of Core Strategy DS1 settlements, either by new build or by conversion; and outside of DS1 settlements by conversion of existing buildings provided that:

• There is a proven need for the dwelling(s); and • Any new build housing is within the following size thresholds: | Number of bed spaces | Maximum Gross Internal Floor Area (m²) | |----------------------|---------------------------------------| | One person | 39 | | Two persons | 58 | | Three persons | 70 | | Four persons | 84 | | Five persons | 97 |

6.29 In terms of parking standards for dwelling houses, Appendix 10 of the DMP provides the following table:

| Dwelling Houses | Minimum | Maximum | |----------------------------------|-------------------------------------------------------------------------|-------------------------------------------------------------------------| | One-bedroom dwellings | 1 space per unit plus 1 space per 2 units for visitors | 2 spaces per unit plus 1 space per 2 units for visitors | | Two and three-bedroom dwellings | 2 spaces per unit | 3 spaces per unit, of which no more than 2 shall be in line | | Four (and over) bedroom dwellings| 3 spaces per unit, of which no more than 2 shall be in line | 4 spaces per unit, of which no more than 2 shall be in line | | Aged persons residence | 1 space per residential unit plus 1 space per 2 units for visitors | 2 spaces per residential unit plus 1 space per 2 units for visitors |

**SPD – Design Guide (2007)**

6.30 The Design Guide SPD considers the principles of good design and designing in harmony with local building tradition and sustainable design principles. The document builds upon the policies of the Peak District Structure Plan (1994) and the Peak District Local Plan (2001). The SPD covers a number of design principles including:

6.31 The setting of new buildings, para 3.1 states that "The setting of any building should be carefully considered whether on an isolated site or within a settlement." Para 3.2 states that "in the countryside or on the edge of settlements, buildings should sit comfortably in the landscape. This is best achieved by emulating the horizontal, ground-hugging form of traditional buildings with their strong eaves and ridge lines and simple, low silhouettes parallel with the contours." Para 3.11 discusses 'Harmony in New Design' commenting that "New buildings should be in harmony with the earlier buildings around them. Historic buildings are important in setting the context for new development. The aim is to create a pleasing visual relationship between new and old,” and that there are three main factors to consider, form; detailing and materials. The guide states at para 4.1 that “New buildings should ideally be constructed from the same palette of materials used traditionally in the area. This means for the most part natural stone for walling and slate or tile for roofs.” The SPD further discusses the issues of access and space between buildings and sustainable design which should guide all stages of the design process.

**SPG – Meeting the local need for affordable housing in the Peak District National Park (2003)**

6.32 The National Park Authority prepared the SPG to supplement the policies in the Local Plan (2001), seeking to help meet local need for houses that are affordable to those who cannot easily compete on the open market to buy or rent their own home.

6.33 Chapter 2 discusses ‘Quality and Choice’, highlighting the “…importance of providing a mix of housing types so that people can aspire to home ownership in the areas in which they have grown up.”

6.34 Chapter 3 views “Tenure, mix of housing and local authority nomination rights’, commenting that “affordable housing should include both low-cost and subsidised housing with a variety of tenure, ownership or financial arrangements…”

6.35 Chapter 4 regards ‘Establishing an initial local need’, stating that “Local Plan Policy LH1 sets out 5 criteria all of which should be met before need for an affordable home can be established. A community’s need for affordable housing is generally fairly easy to establish through a parish needs or similar survey that demonstrates the number of people with needs for particular types of housing. Where possible, this should be carried out by the local authority, Rural Housing Enabler or a registered social landlord in liaison with the parish council. However, various local needs survey forms have developed over time. The Housing Sub Group of the Peak District Rural Deprivation Forum has investigated the various forms that are currently used and devised the most useful and user-friendly form (see Appendix 1) and is recommended for use by those seeking to provide affordable housing. Evidence of need through the use of such a survey form will be required for schemes of more than one dwelling and/or where an individual is not intending to live in the accommodation provided. The analysis of the needs survey should be carried out in confidence by an organisation approved by the NPA.”

6.36 Chapter 7 ‘Size and type’ provides floor space guidance, requiring that a property for 1 person provides 34 square metres; 2 people 50 square metres; 3 people 62 square metres; 4 people 75 square metres and 5 people 87 square metres. “In schemes of 3 or more dwellings the range of size and type should be agreed with the relevant District /Unitary Authority to reflect needs assessments and include provision for the elderly or disabled as need be.”

**Climate Change and Sustainable Buildings (2013)**

6.37 “This Supplementary Planning Document for Climate Change and Sustainable Building promotes the positive role that sustainable buildings, and low carbon and renewable energy can play in reducing greenhouse gas emissions. It provides guidance on adapting to and mitigating the impacts of climate change in ways that are appropriate to the statutorily protected landscapes of the Peak District National Park.”

**Community Infrastructure Levy**

6.38 Chapter 13, paragraph 13.2 of the Peak District National Park Community Infrastructure Levy Viability Study (2013) states that affordable housing is automatically exempt from paying CIL.

6.39 Appendix 11 of The Peak District National Park Authorities Supplementary Planning Document ‘Meeting the local need for affordable housing in the Peak District National Park’ (2003) provides a procedure for the successful outcome of acquiring consent for affordable housing, which includes identifying local need; identifying a site; identifying priorities; and the development of the site, which includes planning agreements which states that:

"Applicants will be invited to enter into a Section 106 agreement prior to consent being granted. This will require the applicant meeting the following criteria:

- that the house will remain more affordable than an equivalent house for sale on the open market by the involvement of an independent valuer at the time the house is built and at resale

- that the house will always be occupied by a person(s) who has a longstanding connection with the parish or adjoining parish, which generally involves a period of residence of at least 10 years

- that the first occupant of a private scheme will remain in the house for at least 3 years

- that the person will not extend the property without the prior consent of the NPA

- where a scheme for rent is to be provided, that the rent charged will not exceed the target rent set by the Housing Corporation" Once the Section 106 Agreement has been signed, planning permission for development can be granted.”

Material Considerations

National Planning Policy Framework 2018 (NPPF)

6.40 The National Planning Policy Framework (NPPF) was published in July 2018 and establishes overarching principles of the planning system which aim to contribute to the achievement of sustainable development.

6.41 Paragraph 2 of the NPPF states that:

“Planning applications for planning permission should be determined in accordance with the development plan unless material considerations indicate otherwise.”

6.42 Paragraph 8 of the NPPF confirms the planning system has three overarching mutual objectives for achieving sustainable development which are:

a) economic – helping to build a strong, responsive and competitive economy;

b) social – supporting strong, vibrant and healthy communities and providing sustainable homes and by creating a well-designed environment with accessible services that support communities social well-being; and

c) environmental – protecting and enhancing our natural, built and historic environment; including making effective use of land and helping to improve biodiversity.

6.42 Paragraph 11 stresses that plans and decisions should apply a presumption in favour of sustainable development. For plan-making this means development plans should positively seek opportunities to meet the development needs of the area and be sufficiently flexible to adapt to rapid change and proposals should accord with an up-to-date development plan; and for decision-taking this means development proposals that accord with the development plan should be approved without delay.

6.43 In terms of determining applications, paragraph 38 sets out that it is a requirement that Local Planning Authorities should approach decisions in a positive and creative way. This paragraph also states that Planning Authorities should work proactively with applicants to secure developments that improve the economic, social and environmental conditions of an area. Paragraph 47 states that planning law requires applications for planning permission to be determined in accordance with the development plan unless material considerations indicate otherwise. It encourages that decisions on applications should be made as quickly as possible.

Paragraph 54 of the NPPF states that planning authorities should consider whether unacceptable impacts of a development can be made acceptable through the use of planning conditions. Planning conditions should be kept to a minimum and only imposed if they meet the test of being necessary, relevant, enforceable, precise and reasonable to the development proposals.

Section 5 on delivering housing sets out that the Government is committed to boosting the supply of homes in order to meet local needs and that land with permission should be developed without unnecessary delay. Paragraph 63 confirms that affordable housing should not be sought for residential developments that are not major developments other than in designated rural areas. These rural areas are defined in Annexe 2 of the NPPF as National Parks, Areas of Outstanding Natural Beauty and areas designated as rural under section 157 of the Housing Act 1985.

Paragraph 77 advises that in rural areas, planning policies and decisions should be responsive to local circumstances and support housing developments that reflect local needs. Local planning authorities should support opportunities to bring forward rural exception sites that will provide affordable housing to meet identified local needs, and consider whether allowing some market housing on these sites would help to facilitate this.

Paragraph 78 seeks to promote sustainable development in rural areas, stating that housing should be located where it will enhance or maintain the vitality of rural communities.

Section 9 discusses promoting sustainable transport, paragraph 102 advises that transport issues should be considered from the earliest stages of plan-making and development proposals, so that:

a) the potential impacts of development on transport networks can be addressed;

b) opportunities from existing or proposed transport infrastructure, and changing transport technology and usage, are realised – for example in relation to the scale, location or density of development that can be accommodated;

c) opportunities to promote walking, cycling and public transport use are identified and pursued;

d) the environmental impacts of traffic and transport infrastructure can be identified, assessed and taken into account – including appropriate opportunities for avoiding and mitigating any adverse effects, and for net environmental gains; and e) patterns of movement, streets, parking and other transport considerations are integral to the design of schemes, and contribute to making high quality places.

6.50 Paragraph 118 of the NPPF states that in considering planning applications substantial weight should be given to the development of underutilised land and buildings especially if it helps to meet the housing needs in areas where land is constrained, should be supported.

6.51 Paragraph 122 considers appropriate densities, advising that policies and decisions should support development that makes efficient use of land, taking into account the identified need for different types of housing, the availability and capacity of infrastructure and services and, the importance of securing well-designed, attractive and healthy places.

6.52 Design is covered in Section 12, where the Government attaches great importance to the design of the built environment. This policy highlights that good design is a key aspect of sustainable development, that should be indivisible from good planning, which in turn should contribute positively to making places better for people.

6.53 Paragraph 125 stresses that plans should set out a clear design vision and expectations, so that applicants have as much certainty as possible about what is likely to be acceptable. Paragraph 126 goes further in stating that maximum clarity about design expectations at an early stage and plans and supplementary planning documents should use visual tools such as design codes. Great weight should be given to outstanding or innovative designs which promote high levels of sustainability or help raise the standard of design more generally in the area, as long as they fit within the overall form and layout of their surroundings.

6.54 Section 15 advises to the conserving and enhancing of the natural environment, Paragraph 170 states that planning policies and decisions should contribute to and enhance the natural and local environment, by protecting and enhancing valued landscapes and recognising the intrinsic character and beauty of the countryside.

6.55 Paragraph 172 states that great weight should be given to conserving and enhancing landscape and scenic beauty in areas including National Parks and, the conservation and enhancement of wildlife and cultural heritage are also important considerations, which should be given great weight in National Parks. It is further stated that the scale and extent of development within such areas should be limited, taking into account the need for the development and any detrimental effect on the environment, the landscape and recreational opportunities. Section 18 considers the conserving and enhancing of the historic environment. Paragraph 184 states that "...heritage assets range from sites and buildings of local historic value to those of the highest significance...", these assets should be conserved so that future generations can enjoy them.

**Planning Practice Guidance**

Planning Practice Guidance (PPG) was published online in March 2014. It advises that:

"The National Planning Policy Framework represents up-to-date Government planning policy and must be taken into account where it is relevant to a planning application or appeal. If decision takers choose not to follow the National Planning Policy Framework, clear and convincing reasons for doing so are needed. A development that is consistent with the National Planning Policy Framework does not remove the requirement to determine the application in accordance with the development plan unless there are other material considerations that indicate otherwise."

The Guidance advises that the statutory development plan is "the plan for the future development of an area". It consists of:

- Local plans: development plan documents adopted by local planning authorities, including any 'saved' policies from plans that are otherwise no longer current, and those development plan documents that deal specifically with minerals and waste.
- Neighbourhood plans: where these have been supported by the local community at referendum and subsequently made by the local planning authority.

Regarding how decisions on planning applications must be made, it advises that:

"The National Planning Policy Framework stresses the importance of having a planning system that is genuinely plan-led. Where a proposal accords with an up-to-date development plan it should be approved without delay, as required by the presumption in favour of sustainable development at paragraph 14 of the National Planning Policy Framework. Where the development plan is absent, silent or the relevant policies are out of date, paragraph 14 of the National Planning Policy Framework requires the application to be determined in accordance with the presumption in favour of sustainable development unless otherwise specified."

In terms of housing need, the guidance advises that:

"Housing need is an unconstrained assessment of the number of homes needed in an area. Assessing housing need is the first step in the process of deciding how many homes need to be planned for. It should be undertaken separately from assessing land availability, establishing a housing requirement figure, and preparing policies to address this such as site allocations.”

With regard to rural housing, the PPG comments that:

"It is important to recognise the particular issues facing rural areas in terms of housing supply and affordability, and the role of housing in supporting the broader sustainability of villages and smaller settlements.”, and,

A thriving rural community in a living, working countryside depends, in part, on retaining local services and community facilities such as schools, local shops, cultural venues, public houses and places of worship. Rural housing is essential to ensure viable use of these local facilities.

Regarding design, it advises that:

"Good quality design is an integral part of sustainable development. The National Planning Policy Framework recognises that design quality matters and that planning should drive up standards across all forms of development. As a core planning principle, plan-makers and decision takers should always seek to secure high quality design”.

The Conservation of Habitats and Species Regulations (2017)

This transposes the EU Habitats Directive (Council Directive 92/43/EEC) into UK domestic law. It provides protection for sites and species deemed to be of conservation importance across Europe. It is an offence to deliberately capture, kill or injure species listed in Schedule 2 or to damage or destroy their breeding sites or shelter. It is also illegal to deliberately disturb these species in such a way that is likely to significantly impact on the local distribution or abundance or affect their ability to survive, breed and rear or nurture their young.

The Wildlife and Countryside Act (1981) (as amended)

This is the primary piece of legislation by which biodiversity is protected within the UK. Protected fauna and flora are listed under Schedules 1, 5 and 8 of the Act. They include all species of bats, making it an offence to intentionally or recklessly disturb any bat whilst it is occupying a roost or to intentionally or recklessly obstruct access to a bat roost. Similarly this Act makes it an offence to kill or injure any species of British reptiles and also makes it an offence to intentionally kill, injure or take any wild bird or to take, damage or destroy their eggs and nests (whilst in use or being built). The Countryside and Rights of Way Act (2000)

6.66 This Act places a duty on Government Ministers and Departments to conserve biological diversity and provides police with stronger powers relating to wildlife crimes.

Planning (Listed Buildings and Conservation Areas) Act 1990

6.67 Section 66(1) requires that in considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

6.68 Section 72(1) requires that in considering whether to grant planning permission for development which affects a conservation area or its setting, the local planning authority, or, the Secretary of State shall pay special attention to the desirability of preserving or enhancing the character or appearance of that area. 7.0 PLANNING ASSESSMENT

7.1 This section of the Planning, Design and Access Statement provides an assessment of the proposed development against relevant legislation, the Statutory Development Plan and other material considerations, including the National Planning Policy Framework 2018 (NPPF). An assessment of relevant technical matters is also included.

7.2 The Planning Assessment will be set out as follows:

- Legislation
- Principle of Development
- Technical Matters

Legislation

7.3 The Site is located within a designated National Park. The Site is not covered by any allocations or designations within the Peak District Local Development Framework Core Strategy or Saved Policies within the Peak District Local Plan 2001. Therefore, it is a requirement that the Local Planning Authority should approach a decision in a positive and creative way, working proactively to ensure a development that will improve the economic, social and environmental conditions of the area, in accordance with paragraph 38 of the NPPF.

7.4 The Site is bounded to the south by the Rainow Conservation Area which incorporates a number of Grade II Listed buildings/structures. Paragraphs 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 are therefore relevant in the assessment of the proposed scheme.

Principle of Development

7.5 The Application Site is located on the edge of the settlement of Rainow, which is located within the administrative boundary of Cheshire East Council, albeit the Site falls into the administrative boundary of the Peak District National Park Authority.

7.6 The application proposals are consistent with the development strategy for new affordable residential development within Rainow and the Peak District National Park, contained within Policy DS1 of the adopted Core Strategy and LC4 of the Local Plan. Policy DS1 states that in or on the edge of the settlement, new build development will be acceptable for affordable housing and, Policy LC4 supports this stance. 7.7 The proposal site is currently under-utilised former horse paddock. The proposal adheres to the Development Management Principles as set out in Policy GSP3, and the enhancement of the National Park as set out in GSP2, in that the proposal will respect, conserve and enhance the character of the surrounding area in terms of design, siting, landscaping and proposed building materials.

7.8 Rainow Rural Housing Needs Survey was published by Cheshire East Council with ground work provided by Rainow Parish Council in September 2014. The survey concluded that ten affordable households were required in Rainow to meet existing need with a mix of 1, 2 and 3-bedroom dwellings identified.

7.9 In terms of policy, Core Strategy Policy HC1 states that new housing will be acceptable where it addresses local needs for affordable homes. Local Plan Policy LC20 states that residential development will be permitted provided there is a proven need. The proposal is for the development of nine affordable homes to include two one-bedroom flats, two two-bedroom dwellings and five three-bedroom dwellings, which is the established mix of dwellings required within Rainow. The proposals accord with the findings of the survey. No new affordable housing units have been brought forward in the intervening period.

7.10 The Site is located within the Peak District National Park, and as stated above the mix of properties meets that identified in the Rural Housing Needs Survey conducted in September 2014. Paragraph 77 confirms that in rural areas planning policies and decisions should be responsive to local circumstances and support housing developments that reflect local needs, including rural exception sites that will provide affordable housing to meet identified local needs.

7.11 In conclusion, the proposed scheme will meet a proven local need for affordable housing within Rainow and be designed to meet local policy requirements. The principle of the development is, therefore, in line with the Statutory Development Plan and the NPPF (2018).

**Sustainability Considerations**

7.12 The application Site lies to the edge of the settlement of Rainow, within a sustainable location served by highway infrastructure and public transport bus routes to the nearby main town of Macclesfield, in which all service facilities are available, including a main train station with services to Manchester, Stafford and beyond.

7.13 The proposed development meets all three overarching mutual objectives for achieving sustainable development as specified in paragraph 8 of the NPPF. The following economic, social and environmental benefits are considered below: Economic

- The development will make provision for nine new affordable homes, which will contribute significantly to the required ten homes within Rainow identified through the Rainow Rural Housing Needs Survey September 2014;
- The development will provide the required mix of 1, 2 and 3-bedroom properties identified within the Rainow Rural Housing Needs Survey September 2014;
- The proposal will contribute towards the local economy during the construction phase in terms of employment.

Social

- The development will help to meet the local housing need in Rainow; and,
- The provision of affordable housing is considered to be of social benefit in accordance with both local and national policy

Environmental

- The supporting documentation submitted as part of the application and information provided above confirms that the proposed development will not have any significant adverse environmental impacts; and,
- The proposed scheme has taken account of existing tree and vegetation bounding the site and will enhance the visual aesthetics of the site through a carefully considered landscape scheme.

Technical Matters

Residential Amenity

7.14 In terms of existing residential amenity, the nearest residential properties to the Site are located approximately 11.5 metres to the south east of the site boundary to the adjacent side of the B5470 Church Lane, which is not fronting directly into the site, a property approximately 34 metres to the north east of the site boundary, which is side fronting to the site, and approximately 13 metres to the west of the Site to the adjacent side of Smithy Lane. The Robin Hood public house is located approximately 45 metres to the south west of the Site boundary beyond an existing car parking area. In conclusion, the properties to the south east and west of the site are both located beyond existing highway and the site to the north east is side facing onto the Application Site, it is therefore considered that no significant affect would occur upon existing residential amenity through overlooking, over-shadowing or loss of views.

7.15 In terms of the residential amenity of future occupiers, the proposed layout of the site will provide enclosed private rear garden areas of an adequate size, and landscaping throughout the site will soften the built form of the development. The layout of the proposal will provide privacy and no overlooking or unacceptable views would occur due to the orientation of the properties. The layout of the site will provide a development consisting of frontage parking and softened landscaped areas.

7.16 No policies on residential unit size is set out in the adopted Development Plan. Emerging Policy DMH1 in the Peak District Development Management Policies Local Plan sets out a maximum unit size for new affordable housing scheme. The supporting text for Policy DMH1 confirms that the proposed space standards seek "to balance a high degree of functionality with affordability". The proposed scheme is slightly below unit size standards set out in the emerging policy, however, the proposed scheme is in-line with other approved schemes that Equity have completed in Cheshire East, including:

- 2 and 3 bed scheme at Sandbach road, Alsager;
- 2 and 3 bed scheme at Boars Leigh, Bosley, Macclesfield; and,
- 2 and 3 bed scheme at Springwood Way, Tytherington.

**Landscaping**

7.17 The site relates well to the village of Rainow, being locate to its north-eastern edge, with no wider landscape impacts. The site has a notable slope east to west, with the western edge forming a bank which is too steep to build on. The site is partly grassed and partly treed, with a few small trees near to the centre of the site scheduled for removal. The proposal will provide an active frontage to the B5470 Church Lane whilst leaving the Smithy Lane frontage untouched.

7.18 The seven dwellings will benefit from enclosed grassed rear garden amenity areas, bounded by 1.8-metre-high close board fencing and, the two apartments will benefit from an enclosed grassed rear garden amenity area. Landscaped areas, three newly planted trees and improved landscaping to the informal footpath to the northern boundary of the Site will be incorporated into the scheme, along with retained trees to improve and soften visual aesthetics, whilst retaining the Smithy Lane frontage.

7.19 In terms of hard landscaping, footpaths would be finished with buff concrete paving, tarmacked road surface and grey block paving to the proposed parking bays.

**Arboriculture**

7.20 An Arboricultural Implications Assessment and Method Statement has been submitted in support of the proposed development. A total of twenty-five trees, groups of trees and hedges were surveyed, of the existing trees, groups and hedges, six are scheduled to be wholly or partially removed to facilitate the proposed development, resulting in the total loss of ten trees. The loss of the trees and tree groups will be mitigated by the provision of new tree and planting. The assessment concludes that provided tree protection detailed within the report is deployed and suitable hedge and tree planting is realised, then the development will be generally acceptable from an arboricultural perspective and there is likely to be a low risk of adverse impact on trees scheduled to be retained.

**Heritage**

7.21 The proposed development site is located outside of the Rainow Conservation Area, which abuts the southern edge of the Site. The nearest listed structure within the Conservation Area is ‘The Stocks’, a C19 stock including sandstone pillars, split hole plank with 4-foot holes and wooden seat, the structure is listed due to its legacy record and located approximately 120 metres to the south of the Site.

7.22 The proposed dwellings are designed to respond to the scale and massing of the area and be finished in materials that are in keeping with the character of the Conservation Area. The proposal scheme will not result in any identifiable harm to the significance or the setting of the heritage assets or the Conservation Area.

**Ecology**

7.23 An initial ecological appraisal has been conducted. The findings of the appraisal confirm that any areas that the proposal would affect are of low to moderate ecological value with the habitats present of negligible site ecological value. (Tree/tree groups and hedge survey) 8.0 DESIGN & ACCESS STATEMENT

8.1 Article 9 of the Town and Country Planning (Development Management Procedure) (England) Order 2015 contains the requirement for planning applications to be accompanied by a Design and Access Statement.

8.2 The details of the development proposals are included within Section 4.0 of this Statement, including the proposed use, the amount/scale of development proposed, layout, appearance, landscaping, access/parking and ecological implications.

Design Statement

8.3 The NPPF and local planning policies seek to ensure that new development incorporates the principles of good design and that the character or local distinctiveness of an area is respected, maintained or enhanced.

8.4 No uniformity in building design is present within the confines of the settlement of Rainow, which includes a range of differently designed buildings in terms of built form, of differing ages, from Grade II Listed Buildings located in a linier ribbon form of development along the B5470 Tower Hill/Church Lane, and a structured residential estate of modern detached residential dwellings.

8.5 The proposed units will be of traditional appearance, being two-storeys in height with pitched roof and chimney details. Each will include reconstituted stone elevations under grey concrete roof tile, cream coloured UPVC casement windows, reconstituted stone windows heads and cills, cream UPVC folding doors, cream painted timber fascia/soffit/bargeboards, black UPVC rainwater goods, stained timber front door, cream painted timber entrance canopy and timber decking and steps.

8.6 Policy GSP3 of the adopted Local Development Framework Core Strategy (2001) supports development which respects, conserves and enhances the valued characteristics of a site and its buildings. The proposed scheme in accordance with Policy GSP3 has taken account of the character and setting of buildings within the surrounding area in terms of scale and appearance, incorporating materials that are in accordance with adopted design guidance and will sit comfortably within the local distinctiveness of the Site’s surroundings. The siting and layout of the proposed Site and properties is dictated through the topography of the Site, which has a significant slope east to west. The layout of the properties will provide an active frontage to Church Lane, maintaining the existing frontage building line along with the Robin Hood Public House. Properties located within the site are orientated to front onto the proposed internal roadway, with generous enclosed rear garden areas, frontage parking bays and separation distances that will not lead to any amenity issues for future occupiers. The scheme will not lead to any loss of residential amenity to neighbouring occupiers. 8.8 The seven dwellings will benefit from enclosed grassed rear garden amenity areas, bounded by 1.8-metre-high close board fencing and, the two apartments will benefit from enclosed grassed rear garden amenity area. Landscaped areas and three newly planted trees will be incorporated into the site along with retained trees to improve and soften visual aesthetics.

(Proposed Site layout)

Access

8.9 The NPPF focuses on whether opportunities for sustainable transport modes have been taken up; whether safe and suitable access to the site can be achieved for all people; and whether improvements can be undertaken within the transport network that cost effectively limit the significant impacts of the development. It states that development proposals should only be prevented or refused on transport grounds where the residual cumulative impacts of development are 'severe'.

8.10 A Transport Statement has been prepared by Transport Planning Associates to assess highway and transport impact that may arise from the application proposals. The Application Site represents a sustainable location for the proposed development, being located on the existing highway network, and within close proximity to regular bus service provision, with links to Macclesfield town centre, numerous service stops, shops, schools and service facilities and, Macclesfield railway station, which are all accessible within a 10-12-minute bus journey from the site.

8.11 The overall scheme will provide 16 parking spaces of 2.5m in width x 4.8m in depth, equating to 1.77% parking provision as a whole within the confines of the site. In addition, cycle parking will be provided, and delivery/service vehicles will be able to entre and leave the site in a forward gear.

8.12 In summary, the Transport Statement concludes that the proposal is compliant with both national and local transport planning polices and would not result in a severe impact on the existing highway network. 9.0 CONCLUSION

9.1 WYG has prepared this Planning, Design and Access Statement on behalf of the applicant, Equity Housing Group Ltd, in support of the proposed affordable housing development of nine residential units on land located to the western edge of the settlement of Rainow, adjacent to the Robin Hood Public House, SK10 5XE. The proposals meet an identified need for affordable homes in Rainow.

9.2 Section 38 (6) of the Planning and Compulsory Purchase Act (2004) requires that planning applications are determined in accordance with the Development Plan unless material considerations indicate otherwise. The Statutory Development Plan for the Site comprises the Peak District National Park Local Development Framework Core Strategy.

9.3 Community engagement has occurred through the presentation of the scheme to Rainow residents at the Rainow Parish Council meeting of the 16th October 2018. In attendance meeting were representatives from the applicants Equity Homes and the planning agents WYG.

9.4 The proposals meet an identified need for affordable homes in Rainow highlighted through the Rainow Rural Housing Needs Survey 2014, which found that ten affordable homes were required within Rainow, with a requirement of 1, 2 and 3-bedroom dwellings.

9.5 The proposal will not lead to any detriment to the character or openness of the surrounding landscape/countryside, being located to edge of the residential settlement of Rainow and bounded by residential properties to the north, east and west and, a hard standing car parking area associated with “The Chapel” to the eastern edge of the Site and the Robin Hood public house to the south.

9.6 This Planning, Design and Access Statement, and the other documentation submitted in support of the application, confirms that the proposed development is entirely in accordance with the adopted Development Plan and is acceptable having regard to the key technical considerations. There are no material considerations which indicate that planning permission should not be granted in accordance with the Plan.

9.7 It is concluded that the proposals represent a sustainable form of development in a sustainable location having regard to the provision of the National Planning Policy Framework and the Development Plan. The development will result in economic, social and environmental benefits in line with the aspirations of the NPPF. In accordance with the NPPF, the presumption in favour of sustainable development applies because the application is in full accordance with the Development Plan, and planning permission should therefore be approved without delay. 9.8 Accordingly, the Council is requested to support the proposed development and grant planning permission.